Can your site be used to recommend a Conveyancing solicitor in Worcestershire even where I’m not purchasing or selling a house, for instance where I want to acquire an office in Worcestershire with a mortgage from Bank of Scotland?
Our search tool is primarily utilised to find residential conveyancing solicitors in Worcestershire but we have set out at the bottom of this page a selection of Worcestershire commercial conveyancing firms. You will need to make contact with the firm directly to check if they are also authorised to represent Bank of Scotland
Is it correct that all Worcestershire CQS (Conveyancing Quality Scheme) solicitors are on the Principality conveyancing list of approved practices?
It is true that some banks and building societies now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
After months of negotiation I have agreed a price on an apartment in Worcestershire. My mortgage broker suggested a conveyancing practitioner. I paid an upfront payment of £225. Shortly after, the conveyancer called me sheepishly admitting that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am due to exchange contracts on my house. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Yorkshire BS are being problematic. The Worcestershire solicitor who is on the Yorkshire BS conveyancing panel is recommending indemnity insurance as a solution but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have been told that property searches are the main cause of hinderance in Worcestershire house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays in the conveyancing process. Searches are unlikely to be the root cause of holding up conveyancing in Worcestershire.
How does conveyancing in Worcestershire differ for new build properties?
Most buyers of new build property in Worcestershire contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is finished. This is because new home sellers in Worcestershire tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Worcestershire or who has acted in the same development.
Due to the input of my in-laws I had a survey completed on a property in Worcestershire in advance of retaining lawyers. I have been informed that there is a flying freehold overhang to the property. The surveyor advised that some banks may refuse to grant a loan on this type of house.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Nationwide. If you call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Worcestershire. Conveyancing may be slightly more expensive based on your lender's requirements.
As co-executor for the will of my father I am disposing of a property in Cardiff but live in Worcestershire. My conveyancer (who is 250 kilometers from mehas requested that I sign a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Worcestershire who can witness and place their company stamp on the document?
Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are based in Worcestershire